6 minute read
Industry Update
A DYNAMIC MARKET REQUIRES DYNAMIC ADVOCACY
By Paul Cauduro, AAA Director of Government Relations
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Our goal is to actively advocate in order to protect the free-market housing system and private property rights and keep our industry free from unnecessary taxes, regulations, and fees. T he apartment industry touches on nearly every facet of the economy, and onsite community operations impact nearly every facet of the daily life of a resident. Because of this, the issues confronting the industry are seemingly endless. There are development-related issues that impact the size, height, income restrictions, parking, and unit mix of the community. There are issues that impact onsite operations such as trash hauling, required city fees, towing, swimming pools, package deliveries, landscaping and code inspection. Of course, there are also issues that impact the tenant/ landlord relationship such as the lease contract, notice requirements, tenant organizing, and the process used to regain possession of a unit. All this adds up to a dynamic industry in a very dynamic housing market.
Tracking these issues is a challenge and, admittingly, many issues surface that are difficult to effectively address. Still, our goal is to actively advocate in order to protect the free-market housing system and private property rights and keep our industry free from unnecessary taxes, regulations, and fees. As highlighted in this issue of WINDOW, advocacy doesn’t always mean reacting to an issue, but rather proactively engaging elected officials in conversations about rental housing and serving as a resource for information and ideas in response to those conversations.
Local
The AAA’s structural organization that controls our advocacy efforts begin with the AAA’s Advocacy Committee. This standing committee is appointed each year and is comprised of apartment owners and managers and products & services members. The meetings are typically held monthly. The committee is chartered to monitor all branches of government in the 11 county AAA service area to identify issues and policy actions that impact the rental housing community.
Federal and state issues and topics are also monitored by the AAA Advocacy Committee to ensure that AAA viewpoints are represented to the State and National Legislative Committees via AAA-appointed members to those bodies as well as appearing before them to communicate directly. In addition, within the Advocacy Committee is the Apartment PAC (Political Action Committee) subcommittee. AAA’s PAC was created many years ago and it allows the AAA to fully participate in the political process by supporting candidates and incumbents that understand our issues.
AAA members are welcome to attend the Advocacy Committee meeting and participate in the discussion. The issues discussed this year have ranged from Austin Code to Vertical Mixed Use (VMU) zoning. Most recently the committee has had to address resident notice requirements, and possible changes to the City of Austin’s Repeat Offender Program (ROP) and examine city budgets in the region to flag exorbitant city fee increases.
State
The Texas Apartment Association and its Legislative Committee work in much the same way. Through regular in-person and conference call meetings this appointed body tackles the prickly statewide issues affecting apartment ownership, management, lease contracts, and more. Although the Texas Legislature only meets every odd numberedyear, the work of the TAA never wanes. Currently, the TAA Legislative Committee is actively monitoring and participating in statewide meetings being held on topics that include county development, city fees, and
Read about AAA’s current advocacy issues at www.austinaptassoc.com/news/advocacy-in-action
land development codes.
The TAA Legislative Committee is Chaired by AAA Past-President Renee Zahn, Senior Director of Greystar Real Estate. When the Texas Legislative Session begins in January 2023, the committee will navigate the industry’s legislative agenda and assert our positions on the many legislative proposals that directly or indirectly impact the rental housing industry.
National
As the leading voice for the apartment housing industry, the National Apartment Association (NAA) works to ensure that public policy does not impede but rather enhances the ability of apartment owners and operators to run their businesses and provide housing to one-third of Americans. The advocacy work of the NAA is also led by a committee, and the NAA Legislative Committee is the focal point for deliberations on NAA’s public policy agenda. Committee members, representing their respective regions and constituencies, discuss trending federal, state, and local issues, recommend advocacy resources to NAA staff, and propose official industry positions on important topics. There are two subcommittees within the Legislative Committee: Legislative Policy and Regulatory Issues, and Advocacy and Engagement.
As part of the national advocacy efforts, the NAA provides its affiliate network with ready-made issue research and policy analysis to help advise state and local policymakers. This effort demonstrates the NAA’s commitment to making sure everyone understands the numerous policy initiatives affecting them and their business. These policy positions can be found in the Advocacy section of the NAA website at naahq.org.
The NAA’s advocacy efforts in Washington D.C. are bolstered each spring when apartment industry professionals from all over the country gather for the association’s Advocate Conference. This gathering includes a day on Capitol Hill visiting with members of Congress. Even if members can’t make the trip to Washington D.C. in the spring, they can still play a role in the national advocacy efforts. Members who may have an existing relationship with members of Congress—through church, a business organization, or some other connection—are encouraged to identify this through the NAA Key Contact Program. This program identifies relationships between industry experts (like you) and legislators whose decisions directly impact your business. As more of these relationships are identified, the higher the likelihood the NAA can make a difference on issues that affect the industry.
For more information about the ongoing advocacy efforts at the local, state, and national level visit the AAA website at www.austrinaptassoc.com or contact paul@austinaptassoc.com. Glass – Mirrors – Screens
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Austin’s Compatibility Standards Draw Intense Debate
The City of Austin operates with a land development code that was crafted in the 1980s. Included in that code are what are known as “Compatibility Standards.” Compatibility standards are intended to minimize the impact of new construction, remodels, and additions to existing buildings on surrounding properties based on how far they are from single-family properties. The compatibility standards triggered by a nearby single-family home include limiting building heights, limiting some design features, and imposing screening requirements.
As a result of these standards, many land parcels are blocked from providing sizable multifamily housing in close proximity to single-family homes. In fact, compatibility standards are triggered along major corridors when a single-family home is as far as 540 feet away from the development. That is nearly a 2-football field distance! As one city hall observer mused: if you’ve ever wondered why Austin is mostly a lowslung town outside of downtown and West Campus, compatibility standards are the reason.
These standards have come under intense debate as the Austin City Council recently changed Austin’s current Land Development Code to add a new category called Vehicle Mixed Use 2 (VMU2)—which offers a height bonus of 30 feet in exchange for even greater community benefits, such as more affordability. The VMU zoning category is one of several voluntary programs in Austin that offers development incentives in exchange for more community benefits like housing in transit-rich areas and housing that is reserved specifically for people with low incomes.
The AAA is in favor of housing, and we seek land development code changes that allow for more housing construction. We encourage all city councils in the region to make changes to their codes that allow more housing at all price points for both ownership and rental occupancy to be built. For more on this issue go to: www.austintexas.gov/page/understanding-proposed-changes-land-development-code-regarding-vertical-mixed-use
As a result of these compatibility standards, many land parcels are blocked from providing sizable multifamily housing in close proximity to single-family homes.
